18681 F M RD 1431 TX 78645
| Owner | AAMIL ENTERPRISES LLC |
|---|---|
| Parcel ID | 0188582015 |
| Short ID | 184492 |
| Type | Real |
| Use Code | 48 Convenience Store |
| Valuation | Income |
| Improvement SF | 2,400 SF |
| Land SF | 20,212 SF |
| Acres | 0.464 |
| Year Built | 1970 |
| Legal | LOT 170-A LAKE SANDY SUBD AMENDED PLAT OF LOTS 166,167,168,169&170 |
| Neighborhood | 48FNW |
| Land | $80,847 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $80,847 |
| Improvement | $294,993 |
|---|---|
| Total Improvement | $294,993 |
| Market | $375,840 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $375,840 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $375,840 |
| Taxable Value | $375,840 |
|---|
Appreciation: Market value has risen +30.7% from $287,607 (2021) to $375,840 (2025), a CAGR of 6.9% over 4 years. This represents moderate, steady growth. Most of this growth came in a single year (2025→2026), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 7 taxing entities is 2.2822% in 2025 (+0.0581% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $8,578. Leander ISD is the largest single contributor, at 47.6% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 22% of market value ($80,847 land vs $294,993 improvements), about $4/SF of land. Most value sits in the improvements, so building condition, age (~56 yrs), and rent roll drive the underwriting.
Submarket Position: At $375,840, this parcel sits in the bottom quartile (<25th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +6.9% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $525,119 by 2030, with an estimated annual tax burden around $9,703. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
4 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 7,800 SF | ✗ |
| 1ST | 1st Floor | 2,400 SF | ✓ |
| 501 | CANOPY | 1,322 SF | ✗ |
| 611 | TERRACE | 522 SF | ✗ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILE Leander ISD | 1.3370% | 1.2746% | 1.1087% | 1.0869% | 1.0869% | +0.0000% | $1,125.35 | $1,125.35 | Paid |
| CJO City of Jonestown | 0.5188% | 0.4190% | 0.3905% | 0.3925% | 0.3981% | +0.0056% | $412.18 | $412.18 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $389.14 | $389.14 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $122.20 | $122.20 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $107.06 | $107.06 | Paid |
| E01 Travis County ESD # 01 | 0.1000% | 0.1000% | 0.1000% | 0.1000% | 0.1000% | +0.0000% | $103.54 | $103.54 | Paid |
| E07 Travis County ESD # 07 | 0.1000% | 0.0784% | 0.0842% | 0.0910% | 0.1000% | +0.0090% | $103.50 | $103.50 | Paid |
| Combined Rate | 2.6298% | 2.3876% | 2.1873% | 2.2241% | 2.2822% | +0.0581% | $2,362.97 | $2,362.97 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $496,237 | $375,840 | +32.0% |
| Assessed Value | $262,094 | $375,840 | -30.3% |
| Land Value | $80,847 | $80,847 | +0.0% |
| Improvement Value | $415,390 | $294,993 | +40.8% |
| Taxable Value | $262,094 | $375,840 | -30.3% |
| HS Cap Loss | -$234,143 | — | |
| Total Tax 2026 = estimate |
~$5,982
Estimated
|
~$2,363
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $522,355 | $496,237 | -26,118 (-5.0%) |
| Taxable Value | $270,761 | $262,094 | -8,667 (-3.2%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $496,237 | $80,847 | $415,390 | −$234,143 | $262,094 | $262,094 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $375,840 | $80,847 | $294,993 | — | $375,840 | $375,840 | ~$2,363 | Partial |
| 2024 | $379,584 | — | — | −$298,737 | $80,847 | $— | $7,925 | Verified |
| 2023 | $291,008 | — | — | −$210,161 | $80,847 | $— | $8,303 | Verified |
| 2022 | $291,008 | — | — | −$210,161 | $80,847 | $— | $6,948 | Verified |
| 2021 | $287,607 | — | — | −$206,760 | $80,847 | $— | $7,653 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +39.0% | -28.0% | 51.8% | Not available | Partial |
| 2025 | +0.2% | +0.2% | ~100% | Not available | Partial |
| 2024 | -1.2% | -1.2% | ~100% | 2.1100% | Verified |
| 2023 | +30.4% | +30.4% | ~100% | 2.1900% | Verified |
| 2022 | +0.0% | +0.0% | ~100% | 2.3900% | Verified |
| 2021 | base year | — | ~100% | 2.6600% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +29.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +32.0% | +12.5% | +1.7% | +32.0% | 2026 | -1.0% | 2025 |
| Assessment Ratio | 52.8% | 43.0% | — | 100.0% | 2025 | 21.3% | 2024 |
| Effective Tax Rate (2025) | 0.6300% | 0.6300% | — | 0.6300% | 2025 | 0.6300% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$2,363 | $6,638 | ~$9,274 | $8,303 | 2023 | $2,363 | 2025 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$401,841 | ~$401,841 | ~2.1953% | ~$8,822 | +6.9% |
| 2027 | ~$429,640 | ~$429,640 | ~2.1085% | ~$9,059 | +14.3% |
| 2028 | ~$459,363 | ~$459,363 | ~2.0216% | ~$9,286 | +22.2% |
| 2029 | ~$491,141 | ~$491,141 | ~1.9347% | ~$9,502 | +30.7% |
| 2030 | ~$525,119 | ~$525,119 | ~1.8478% | ~$9,703 | +39.7% |
| 2026 | ~$394,324 | ~$394,324 | ~2.2822% | ~$8,999 | +4.9% |
| 2027 | ~$413,717 | ~$413,717 | ~2.2822% | ~$9,442 | +10.1% |
| 2028 | ~$434,063 | ~$434,063 | ~2.2822% | ~$9,906 | +15.5% |
| 2029 | ~$455,411 | ~$455,411 | ~2.2822% | ~$10,394 | +21.2% |
| 2030 | ~$477,808 | ~$477,808 | ~2.2822% | ~$10,905 | +27.1% |
| 2026 | ~$409,357 | ~$409,357 | ~2.1519% | ~$8,809 | +8.9% |
| 2027 | ~$445,864 | ~$445,864 | ~2.0216% | ~$9,013 | +18.6% |
| 2028 | ~$485,626 | ~$485,626 | ~1.8912% | ~$9,184 | +29.2% |
| 2029 | ~$528,934 | ~$528,934 | ~1.7609% | ~$9,314 | +40.7% |
| 2030 | ~$576,105 | ~$576,105 | ~1.6306% | ~$9,394 | +53.3% |
In 2025, this property's market value of $375,840 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -73% below the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $375,840 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $379,584 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $291,008 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $291,008 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $287,607 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 25% | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.